City of Gonzales
COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT
TO: Honorable Mayor Rios and City Council
DATE: June 5, 2023
FROM: Taven Kinison Brown, Community Development Director THROUGH: Carmen Gil, Acting City Manager
SUBJECT: Adoption of Ordinance No. 2023-137 Approving the Pre-Zoning of the Gonzales Cooler Development Property to Industrial
RECOMMENDATION
It is recommended that the Gonzales City Council take the following actions:
• Receive the staff report;
• Receive public comment;
• Council Discussion; and
• Waive Second Reading, Read by Title Only, and Adopt Ordinance No. 2023-137 “An Ordinance of the City Council of the City of Gonzales Approving the Pre-zoning of the Gonzales Cooler Development Property to Industrial.”
BACKGROUND
The Rianda property (APN: 223-032-019) is partially within the City limits of Gonzales and is included in its entirety in the 2010 Gonzales General Plan and was also included within the 2014 Sphere of Influence Expansion approved by LAFCO. On May 15, 2023 the City Council approved multiple actions to Adopt the Mitigated Negative Declaration under CEQA and the Mitigation Monitoring Program, approve a General Plan Amendment, introduce and conduct the first reading of Pre-Zoning to Industrial by ordinance, and initiation of an application for annexation from the City to the Monterey County Local Agency Formation Commission (LAFCO).
AGENDA
ITEM
14 In order to adopt the ordinance, the City Council must take action to waive the second reading and read by title only and adopt Ordinance No. 2023-137. The ordinance would go into effect 30 days after adoption.
REVIEW AND ANALYSIS
Location
The Rianda Family Partnership (Project Applicant) proposes the Gonzales Cooler agricultural support facility on 44.8 acres of its 103.54-acre property (APN 223-032-019) on the north side of Gloria Road as described in the application materials on file with the City (Cooler Project) and as shown on the site plan on file with the City (Project Site).
All sides of the project are currently surrounded by active agricultural uses. Potential future uses include Highway Commercial to the West, residential development to the northwest, and Specific Plan development to the east. South of the project is considered to be a permanent agricultural edge in accordance with the 2014 City/County Memorandum of Understanding.
Facility
The proposed project in Gonzales, as stated by the applicant, is a “313,800 square foot facility (243,800 square feet in base configuration with a 70,000 square foot future expansion) which will be planned on
44.8 acres of a 103.54-acre parcel. The facility will consist of approximately 210,000 square feet of raw product cold storage and processing lines where the produce will be cleaned, sized, packaged, and shipped, as well as approximately 33,800 square feet of office administration space and miscellaneous mechanical and storage rooms and shop areas.
Pre-zoning
As part of the action to consider the project and annex the property into the City of Gonzales, both the City and LAFCO require that an ordinance be adopted by the City Council indicating the “pre-zoning” for the area to be annexed. This pre-zoning designation would then be applied to the official zoning map of the City upon certification of the annexation and would take immediate effect.
The purpose of pre-zoning is for the City and LAFCO to determine the impact that would occur upon the annexation of lands, the conversion of lands from their existing uses, and the potential impact of future development based on the zoning changes. Pre-zoning in this case to “Industrial” is necessary to conditionally approve the cooler use upon annexation, since it is the only zone under the Gonzales Municipal Code that will allow that type of use. As stated per the Municipal Code, “the intent of the industrial (I) district is to provide areas for general industrial, manufacturing, wholesale, and service uses needed by the city and region subject to regulation necessary to protect other nearby uses from hazards, noise, and other disturbances.”
Environmental Review
As part of the project, the City Council took action on May 15, 2023, to adopt the Gloria Road Agricultural Project Initial Study/Mitigated Negative Declaration that fully analyzes the environmental impacts of the project and the proposed pre-zoning action. The document is attached to the May 15, 2023, Council Agenda Packet.
How Recommendation Supports the Vision
Gonzales will continue to be a safe, clean, family-friendly community, diverse in its heritage, and committed to working collaboratively to preserve and retain its small-town charm.
Explain: Approval of the pre-zoning, annexation and construction of the Cooler project will provide additional employment opportunities and promote a sustainable agricultural industry while creating a southern agricultural edge for the city to ensure that it keeps its small-town character.
Explain how the Recommendation Directly Implements the Mission The City Council and Staff of the City of Gonzales will realize our Vision by providing the leadership, commitment, and resources necessary to provide excellent services that enhance the quality of life of our diverse community. X Yes ____ No____ N/A
Explain: The development of a strong industrial base will positively support the City’s General Fund on an annual basis, ensuring that the City can improve the quality of life services that are provided to the community.
City services will be delivered in a cost-effective, respectful, and friendly manner to ensure the safety and well-being of the residents and the promotion of business, recreational, housing, and employment opportunities in an environmentally sustainable manner. X Yes ____No ____ N/A Explain: See above.
Strong fiscal policies allow us to provide appropriate infrastructure for:
• Public Safety Yes No X N/A
• Housing Yes No X N/A
• Recreation Yes No X N/A
• Environment Yes No X N/A
• Education Yes No X N/A
ALTERNATIVES
Direct staff to make changes to the ordinance and delay action to a future meeting.
BUDGET IMPACTS
According to the report completed by Willdan Financial Services related to the Rianda cooler project, it is projected that the City will receive $72,664 in annual revenue with $46,146 in expenses, resulting in a surplus of $26,518 per year. Additionally, the City would receive one-time revenues associated with permit fees and an anticipated $4,507,251 in one-time development impact fees (adjusted for any credits for identified improvements constructed by the applicant) upon full build-out of the project to offset the capital construction costs to accommodate future growth in the City of Gonzales.
CONCLUSION
The Gloria Road Agricultural Cooler Annexation Project represents an opportunity for Gonzales to expand its industrial capacity and continue in its support of the agricultural industry that has been such a significant part of the community since before incorporation. By allowing for the pre-zoning, annexation, and construction of the facility, along with the required conditions of approval, the project will positively support the General Fund, provide upgrades to Gloria Road, address other infrastructure needs in the City, and meet several City goals and policies outlined in the General Plan.
Therefore, staff recommends that the City Council take action to Waive Second Reading, Read by Title Only, and Adopt Ordinance No. 2023-137 “An Ordinance of the City Council of the City of Gonzales Approving the Pre-zoning of the Gonzales Cooler Development Property to Industrial.” Attachments:
1. Ordinance No. 2023-137 w/ Exhibit A